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Single Family ResidenceResidential
$263,694$157 / ft²
TopHap EstimateOur estimate of what this home would sell for today, based on nearby sales, the home's size and features, and local price trends. It is a starting point, not an appraisal.· confidence 79How well the pricing models agreed with each other on this home. Higher means the estimate rests on stronger, more consistent data.· as of Sep 24, 2026
Last sold for $250 on Dec 16, 2022

388 BEATTY RUN RD

FRANKLIN, PA 16323
3
Beds
2
Baths
1,683 ft²
Living AreaTotal finished area of the structures, from county records. Some counties include shared space like hallways or a building gym, so it may not match a listing.
0.49 ac
Lot SizeThe size of the land the home sits on, from county records.
2016
Year BuiltThe year the home was originally built, according to county records.
1
StoriesHow many floors the home has above ground.
5
RoomsThe total room count in county records. Counties differ on which rooms they count, so compare it loosely.
2
ParkingThe number of parking spaces on the property, including the garage.

Valuation

$264K
$208K low$319K high
Last SaleThe most recent sale price and date from the recorded deed. Transfers between family members or companies may not reflect market value.$250 · Dec 16, 2022

Tax & Assessment

Property TaxThe property tax billed for this tax year. It usually pays for schools, roads, and local services.$3,331 (2025)
Assessed ValueThe value the county assigns to this home to calculate property tax. It is often lower than what the home would sell for.$131,430 (2025)
Assessed LandThe share of the county's assessed value that comes from the land itself, not the buildings.$4,760
Assessed ImprovementsThe share of the county's assessed value that comes from the buildings and other structures on the land.$126,670
Previous AssessedThe county's assessed value from the year before, useful for seeing how the assessment changed.$131,430
Assessor Market ValueThe county assessor's own opinion of market value. It is separate from our estimate and updates on the county's schedule.$131,430

Climate Risk

Overall riskThe average of the five hazard scores below, on a 0 to 100 scale. Higher means greater projected risk over the coming decades.36
1
FloodProjected flooding risk from rivers, heavy rain, and storm surge, scored 0 to 100. Higher is riskier.
9
WildfireProjected wildfire risk, scored 0 to 100, based on how much land burns in a typical year. Higher is riskier.
64
HeatProjected heat risk, scored 0 to 100, based on how many extremely hot days a year are expected. Higher is riskier.
93
StormProjected risk from heavy rainstorms, scored 0 to 100, based on how often extreme rainfall is expected. Higher is riskier.
13
DroughtProjected water shortage risk, scored 0 to 100. Higher means more strain on the local water supply.

Scores 0–100; higher = greater projected risk.

Property Facts

Property TypeThe broad category the county puts this property in, such as residential or commercial.Single Family Residence
CountyVenango
Lot (acres)The size of the land the home sits on, from county records.0.49
HeatingThe type of heating system in the home.Forced Air
CoolingThe type of cooling or air conditioning in the home.Central
PoolWhether the property has a pool, and what kind, such as in-ground.No

Transaction History(1)

Sales and refinances filed with the county for this home. Not every transfer is a normal sale, so check the type before comparing prices.

Assigned SchoolsThe public schools this address is zoned for. Boundaries change, so confirm with the district before you count on it.

E
Valley Grove Elementary SchoolC+
Elementary · Grades KG–6 · 3.3 mi
M
Rocky Grove Jr. / Sr. High SchoolB
Middle · Grades 7–12 · 5.3 mi

District: Valley Grove School District

Neighborhood · ZIP 16323These are comparison scores, not percentages. 100 equals the national average, so 150 means about 50% above average.

CrimeLocal crime compared with the rest of the country, where 100 is average. It reflects things like population density, income, and how crime gets reported.109
Air pollutionOverall air pollution compared with the rest of the country, where 100 is average. Lower is cleaner.94
EarthquakeEarthquake risk and likely building damage compared with the rest of the country, where 100 is average. Scores can run far above 100.24

Index scale: 100 = US average (tick). Lower is better.

Homes occupiedThe share of homes here that someone lives in. The rest sit empty, including vacation and for-sale homes.89%
Bachelor's or higherThe share of adults 25 and older whose highest degree is a bachelor's degree.13%
Poverty rateThe share of people whose household income falls below the federal poverty line, which varies by family size.14%
UnemploymentThe share of men 16 and older who are out of work and actively looking. Only men are counted in this figure.1.0%
PopulationHow many people live in this area.14,807
DensityPeople per square mile. Higher numbers mean a more crowded, urban area.148 / mi²
Median incomeThe middle household income here — half of households earn more, half earn less.$62,764
Average incomeThe average household income. It runs higher than the median when a few high earners pull it up.$78,014
Average tempThe average temperature here across a full year.47°F
Annual precipHow much rain and melted snow falls here in a typical year.44 in
SunshineThe share of daylight hours that get direct sun in a typical year, counting cloud cover.45%

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Data by ATTOM. Valuations are automated estimates, not appraisals. Photos from Google Street View and may not depict the current property state.

How this home compares

388 Beatty Run Rd measured against every home in its neighborhood, its ZIP code and its county, using county assessor records refreshed nightly. A home can stand out in one of those areas and look ordinary in another, because each one holds a different mix of homes.

  • Worth more than 84% of homes in Venango County
  • Costs more per square foot than 82% of homes in Franklin 16323
  • Bigger than 75% of homes in Venango County
  • Among the newest homes in Franklin 16323

What homes are worth in Franklin 16323

Each bar is how many homes fall in that price range. The marker is this home.

This home
$38K$481K

This home is worth more than 83% of homes in Franklin 16323.

How it measures up in Franklin 16323

The dot is this home. The mark in the middle is the typical home in Franklin 16323.

Estimated value$263,694
CheaperTypical $142,705Pricier

Pricier than 83% of homes nearby

Price per ft²$157
CheaperTypical $102Pricier

Pricier than 82% of homes nearby

Living area1,683 ft²
SmallerTypical 1,352 ft²Bigger

Bigger than 72% of homes nearby

Lot size0.49 ac
SmallerTypical 0.45 acBigger

Bigger than 51% of homes nearby

Year built2016
OlderTypical 1950Newer

Newer than almost all homes nearby

How 388 Beatty Run Rd ranks against every home in each area.
MeasureThis homeFranklin 16323Venango County
Estimated valuepricier than$263,69483% of homes84% of homes
Price per ft²pricier than$15782% of homes81% of homes
Living areabigger than1,683 ft²72% of homes75% of homes
Lot sizebigger than0.49 ac51% of homes43% of homes
Year builtnewer than2016almost all homes98% of homes

About 388 Beatty Run Rd

How much is 388 Beatty Run Rd, Franklin, PA worth?

The TopHap Estimate for 388 Beatty Run Rd, Franklin, PA is $263,694 as of Sep 24, 2026. The likely range is $208,457 to $318,931. The estimate is modelled from recorded sales, assessments and the property's own characteristics — it is not an appraisal.

When did 388 Beatty Run Rd, Franklin, PA last sell?

388 Beatty Run Rd, Franklin, PA last sold on Dec 16, 2022 for $250, according to the county's recorded deed.

How big is 388 Beatty Run Rd, Franklin, PA?

388 Beatty Run Rd, Franklin, PA has 3 bedrooms, 2 bathrooms, 1,683 square feet of living space and a 0.49-acre lot.

When was 388 Beatty Run Rd, Franklin, PA built?

388 Beatty Run Rd, Franklin, PA was built in 2016, making it 10 years old. The building has 1 story.

What schools serve 388 Beatty Run Rd, Franklin, PA?

388 Beatty Run Rd, Franklin, PA is assigned to Valley Grove Elementary School (elementary), rated C+; Rocky Grove Jr. / Sr. High School (middle), rated B. All sit in Valley Grove School District. Attendance boundaries change — confirm with the district before relying on an assignment.

How does 388 Beatty Run Rd, Franklin, PA compare to other homes in Franklin 16323?

Among the 7,361 homes in Franklin 16323, it is worth more than 83% of them ($263,694 against a typical $142,705), its price per square foot is higher than 82% of them ($157 against a typical $102), it is bigger than 72% of them (1,683 ft² against a typical 1,352 ft²), its lot is bigger than 51% of them (0.49 ac against a typical 0.45 ac) and it is newer than almost all of them (2016 against a typical 1950). Measured against all of Venango County, it is worth more than 84% of homes there. These shares are recounted nightly from the full county assessor record for each area, not from active listings.

What are the property taxes on 388 Beatty Run Rd, Franklin, PA?

The 2025 property tax bill for 388 Beatty Run Rd, Franklin, PA was $3,331. The county assessed it at $131,430.

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Assigned schools

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